Affordable housing usually needs multi-family residential or mixed-use zoning that allows enough units per acre to make the budget work. Overlays, density bonuses and state laws can add units beyond what the base zone allows, so check for them before ruling out a site.
New to zoning types? Read what residential zoning means and what it allows.
R - Residential
or
MU - Mixed-Use
Is an affordable housing property allowed in Columbus?
Open the Columbus zoning map to find a property's zoning district, then check what that district allows.
Check zoning in Columbus, OH →Zoning doesn't care who pays the rent. An affordable apartment building follows the same base zoning as a market-rate one of the same size, so the question is whether the district allows the building type and density you need.
| Zone type | What affordable projects often fit |
|---|---|
| Single-family residential | Single homes, and in some places duplexes or accessory units |
| Medium-density residential | Duplexes, triplexes, townhouses and small apartment buildings |
| Multi-family residential | Apartment buildings, a common fit for larger affordable projects |
| Mixed-use | Apartments over shops or offices |
| Commercial | Housing only where the code allows residential uses in that district |
Density limits drive the math. Affordable projects usually need many units on one site to spread land costs, which is why most land in single-family zones doesn't work. The multi-family property guide covers apartment zoning in more detail.
An overlay is a second layer of rules mapped on top of the base zone. An affordable housing overlay usually offers extra height, more units, less parking or faster review to projects that keep some or all units affordable. The base zone still applies for anything the overlay doesn't change.
Overlays show up on the zoning map as a separate shaded area or a suffix on the district name. If you're not sure how to read one, see how to find a property on a zoning map.
Inclusionary zoning is a local rule that requires or encourages new housing projects to set aside a share of units for lower- and moderate-income households. In return, many programs offer a density bonus, which lets the developer build more units than the zone normally allows. The extra market-rate units help pay for the affordable ones.
This kind of program is a form of incentive zoning, where the city trades extra building rights for a public benefit. Read the local ordinance for the set-aside percentage, the income levels and how long the units must stay affordable.
Mixed-use zones often allow apartments above ground floor shops or offices, and many allow more height than nearby residential zones. That makes them a common choice for affordable projects near transit and jobs. Some mixed-use codes require active ground floor uses, so check whether a lobby or leasing office counts.
Many affordable rental projects are financed with the Low-Income Housing Tax Credit, created in 1986 and allocated by state housing finance agencies. Competitive credit rounds often ask for proof of zoning or site control, so a project that still needs a rezoning may lose a funding cycle. Line up zoning before the application deadline when you can.
Some states have passed laws that speed up approvals for qualifying affordable projects, so ask whether one applies before you assume a rezoning is needed.
Ordinary zoning applies the same standards to every lot in a district. A planned unit development sets custom rules for one site through an approved plan, which can allow a mix of building types or more flexible layouts in exchange for features the city wants.
It depends on the program. Tax credit projects must meet set-asides such as 20 percent of units for households at or below 50 percent of area median income, or 40 percent at or below 60 percent, while local programs set their own limits.
Mixed-use zoning allows more than one type of use, such as housing, shops and offices, on the same site or in the same building. Rules on ground floor uses and height vary by district.